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HomeMy WebLinkAboutA007 - Council Action Form dated July 23, 2019, Item #33a ITEM #: 33a DATE: 07-23-19 COUNCIL ACTION FORM REQUEST: PLANNED RESIDENCE DISTRICT (F-PRD) AMENDMENT AND MAJOR SITE DEVELOPMENT PLAN FOR SUNSET RIDGE SUBDIVISION 9T" ADDITION AT 130 WILDER AVENUE BACKGROUND: Hunziker Land Development, LLC is requesting an amendment to the Planned Residence District (F-PRD) with the approval of a new Major Site Development Plan for 130 Wilder Avenue to construct single-family detached homes. The site was rezoned to Planned Residence District (F-PRD) in 2016 with a Major Site Development Plan approval for construction of 40 attached single-family homes (townhomes) on two lots. The two lots mirrored one another in design with each having 20 townhomes located on each side of Wilder. Development on the 125 Wilder Avenue lot (west side of Wilder) is nearly complete. The property owner now is interested in developing the undeveloped 130 Wilder Avenue lot into 15 detached single-family units on small lots (typ. 4,000-4,600 sq. ft.). The site totals 3.73 acres and development of 15 homes with associated open space will have an overall net density of 10.1 DU/Acre (base density standard of Residential Medium Density) rather than the 20 townhomes previously approved. The site abuts single-family homes to the north, open space to the east, Lincoln Way to the south, and townhomes to the west across Wilder Avenue. See Attachment A, Location and Existing Zoning Map). The Preliminary Plat for creation of the individual lots is the topic of the following agenda item. The City's F-PRD zoning is based upon the concept of providing housing options that would not be available within a conventional subdivision along with substantial open space. The proposed amendment is a different housing concept than has been recently constructed in Ames. The proposed plan includes open space as originally planned with the approved townhomes to become a larger HOA managed open space on the east side of the site, but the homes will be standard homes constructed on smaller lots than typically allowed with standard FS-RL zoning. The design of the development features a private street to serve the homes rather than a public street. The proposed units are rear-loaded, meaning the garage is accessed off of a private street (which functions as an alley) with the front fagade and entrance facing either Wilder Avenue or the common open space. This pattern was established within the original PRD with the development of the townhomes across the street. The proposed building design includes a covered front stoop entry with a sidewalk leading out to the public sidewalk. The homes along Wilder have a standard 25-foot front yard and the homes on the east side of the site have a 10-foot setback to the property line and 20 feet to the sidewalk. There is 20-foot rear setback from the garage to the private street 1 property line and a 6-foot side yard setback (typical for one-story single-family homes in Ames.) Each residence includes an attached 2-car garage. Four floor plan options are available with a range of 1,200 sq. ft. to 1,578 sq. ft. and two or three bedrooms. A portion of the living space includes a finished lower level (partial daylight basement). The exception is the 1 ,200 sq. ft. unit which is all one level, slab on grade with no basement. Two options also include a rear deck and exit. Color and roof options for each home will differentiate units that have the same floor plan and may be located side-by-side. The predominant building material is cement board siding (Hardie Plank). Foundation treatment at the base of garage and great room includes cultured stone veneer to increase visual interest. There is a single point of access from Wilder Avenue with a private street leading into the development. This street aligns with the access street for the townhome development across Wilder Avenue. Approval of private streets is permissible as a component of the PRD. The City is not responsible for the maintenance of the private street. The private street would serve as the street frontage requirements for lots. The private street is designed with a 24-foot width and includes an emergency vehicle egress back to Lincoln Way. A typical public street is 26 feet wide and allows for on- street parking. The proposed 24-foot wide private street would not permit on-street parking. The spacing of the roadway and its length meet zone development standards of no more than 660 feet. Staff believes accommodating on-street guest parking would be a desirable element of development and could be included with the project. Widening the road by two feet would allow for three guest parking spaces in the street between driveways. Staff would support a reduced home setback along Outlot D to ensure adequate space exists for the widening. The applicant requests to use parking on individual sites to meet requirements. Parking for owners and guests is proposed as the 2-car garages and two spaces within the driveway on the site. The applicant also counts two additional spaces on the driveway approach that extends into the common area of the private street. The driveway length is 36 feet. The common open space area proposed on the east side of the property in the original PRD has been retained and meets the majority of the 40% open space requirement for the PRD. Another 2030 SF (.046 acre) of open space is provided through an open space easement along Lincoln Way. Approval of the PRD requires findings of consistency with design principles relating to the housing variety, efficiency of layout, quality of design, open space, and landscaping that in combination exceeds what can be accomplished with standard zoning. Part of the review is to ensure adequate transition and compatibility to adjacent properties. (See Attachment C, D, & E for a fuller discussion of Staff's Findings related to these requirements.) 2 The Major Site Development Plan that accompanies the PRD will be the controlling plan for development of the site and its specific uses. The Major Site Development Plan establishes the zoning requirements, including building height, maximum number of units, bedrooms and density, site layout (placement of the buildings, pedestrian and vehicular circulation, parking, stormwater drainage, common open space), and landscape design. The proposed home designs will be required for construction on the site, but the plan does not specifically identify which home will go on a particular lot. A complete analysis of the development with the PRD Development principles, supplemental development standards, and Major Site Development Plan criteria and other zoning standards is included in Attachment C, D, & E. See Attachment C, Findings Regarding Planned Residence District (F-PRD) Development Principles,- Attachment D, Findings Regarding Planned Residence District (F-PRD) Supplemental Development Standards, and Attachment E, Findings Regarding Major Site Development Plan Criteria. Public Notice. Noticing requirements are included in Ames Municipal Code Chapter 29, Section 1500(2)(d). Notice was mailed to property owners within 200 feet of the subject site and a sign was posted on the subject property. As of this writing, no comments have been received. PLANNING AND ZONING COMMISSION RECOMMENDATION: On July 17, 2019 the Planning and Zoning Commission considered the proposed PRD amendment and Major Site Development Plan. The Commission discussed the site access, layout, and parking. No one from the public spoke at the hearing. The Commission recommended approval of the PRD amendment and Major Site Development Plan by a vote of 5 to 1 with the condition that the site layout be amended to accommodate on-street parking with a 26-foot wide private street. In discussion with the applicant since the P&Z meeting, they propose to maintain a 24-foot wide street. A modified plan reflecting the proposed change to 26 feet would be required prior to City Council approval if Council accepts P&Z's recommendation. ALTERNATIVES: 1 . The City Council can approve the proposed PRD Amendment for 130 Wilder with 1) the requirement to widen the private street to 26 feet subject to receipt of a modified Plan reflecting the new layout for City Council acceptance and 2) the condition to complete the final plat of the Sunset Ridge 9th Addition. 2. The City Council can approve the proposed PRD Amendment and Major Site Development Plan as proposed by the applicant with a 24 foot wide private street and the condition to complete the final plat of the Sunset Ridge 9th Addition. 3 3. The City Council can approve with Modified Conditions the Major Site Development Plan for the property at 130 Wilder Avenue. 4. The City Council can deny the Major Site Development Plan for the property at 130 Wilder Avenue, if the Council finds that the City's regulations and policies are not met. 5. The City Council can Defer Action on this request and refer it back to City staff and/or the applicant for additional information. CITY MANAGER'S RECOMMENDED ACTION: As the City continues to look at new housing options it will be important to identify important elements of a neighborhood that ensure long-term success. This includes planning for yard spaces, access, parking, landscaping/street trees. Smaller and more compact designs require more attention to detail and up front planning to ensure the mix of elements work together. The PRD is intended to allow for flexibility and tradeoffs to meet unique needs with the additional details and plans that are not required of standard subdivisions. The primary PRD differences from standard development are the reduced lot size and use of a private street. Typical standard residential zoning would require a minimum 6,000 square foot lot, whereas the minimum for this PRD is just over 4,000 square feet. The design of the private street does not include sidewalks, which are provided on the perimeter of the site, and the private street is 24 feet wide, whereas 26 feet is required for a public street. The developer proposes to include street trees with the private street as would be typically required of a public street. The Major Site Development Plan review is to determine conformance with development standards and for the appropriate arrangement and design of the use of the site. Although it will create an island of small lot homes that differ from existing homes, staff believes the proposed housing type is compatible with the general arrangement of homes in the Sunset Ridge subdivision and Wilder PRD. The architectural style varies from traditional to new contemporary styles that are compatible in materials and massing with homes in the area and with the townhomes to the west, although they have a different aesthetic approach. The overall layout is similar to the approved townhome development that it would replace. Staff finds that the project meets the design principles of the F-PRD and complies with the standards of a Major Site Development Plan. Therefore, it is the City Manager's recommendation that the City Council adopt Alternative #1, which is to approve the amended PRD and the Major Site Development Plan subject to the listed conditions. 4 ADDENDUM PROJECT DESCRIPTION: The project site is located at the northeast corner of Lincoln Way and Wilder Avenue. It includes one lot totaling 3.73 acres. The project includes 15 detached single-family residential units with attached 2-car garages, on individual lots. The units will face out either to Wilder Avenue or to the common open space area on the east side of the development. Each unit is proposed with a footprint of approximately 31' by 59' feet. One vehicular access (Wilder Lane, proposed as a private street) is provided to the site from Wilder Avenue and aligns with the driveway for the townhome development across the street. An emergency exit onto Lincoln Way will be constructed with Geoblock and overseeded with grass. No parking is permitted in this area of the extension. The extension of the access route to Lincoln Way is needed to avoid having to construct an onsite turnaround. This approach is rarely used in Ames due to typical limitation on front yard paving and landscaping. The use of the porous materials with landscaping should ensure the look of vegetative front yard. The street is proposed as a 24-foot wide paved private street within a 60-foot right of way. The street is located within Outlot C. Lots are rear-loaded, meaning that the garage is to the rear of the lot and accessed off of a private street. On-street parking is not provided on any of the adjacent public streets and is not proposed for the private street. Parking is provided for each unit within a 2-car detached garage with additional area for parking on each of the individual lot driveways. No guest parking is included. The parking proposed is sufficient to meet the PRD zone requirements for a single-family home development project. However, staff does have concerns that guest may park on the street which is not wide enough to support on-street parking. The applicant indicates that if the pavement was widened for on-street parking, only three spaces could be accommodated on one side due to the number and location of planned drives. Staff would support a modification of setbacks to ensure there is no loss of parking with on- street parking added. The units are proposed as one-story homes, with the 3-bedroom units including a partially finished lower level (daylight basement). An alternative 1200 sq. ft. floor plan includes a one-level slab-on-grade 2-bedroom unit without a lower level. The 3-bedroom units range from 1553 to 1578 sq. ft. and are designed with a kitchen, living (great room), dining, powder room, and master bedroom and bathroom on the main level, with two bedrooms, bathroom, and laundry on the lower level. An unfinished area is included for storage in the lower level. (See Attachment F, Residential Floor Plans and Renderings.) Nine-foot ceilings are included on the main level with eight-foot ceilings in the lower level. A total of four floor plan selections are available, each having four color options and 5 three roofline options. The variation in roofline substantially changes the elevation of each home, so that units with the same floor plan to do appear identical. This will ensure variation among the elevations so that even if the same floor plan is located side-by-side, it is not readily apparent. The proposed building design includes a covered front stoop entry with a sidewalk leading out to the public sidewalk. A few floor plans also include a rear deck and exit. The predominant building material is cement board (Hardie Plank) siding. Foundation treatment at the base of garage and great room includes cultured stone veneer to increase visual interest. These materials will be required with each home constructed on the site, although a specific home design is not identified for each lot. The developer plans for a diverse set of homes, but it will be the developer/buyers discretion on home type and look. Sidewalks will connect to the sidewalk network already in place and include a 5-foot sidewalk on the east side of Wilder Avenue and a 5-foot sidewalk wrapping around the west side of the common open space and connecting to prior phases of the Sunset Ridge development. Internal sidewalks are also provided from the public sidewalk to the front entrance of each residence. The proposed development is shown to provide 41% of the site in open space (1.52 acres). This includes 64,300 SF (1.48 acres) of dedicated open space through the creation of Outlot D and another 2030 SF (.046 acre) of open space provided through a 10-foot open space easement along Lincoln Way, crossing Lots 7 & 8. The open space easement would preclude any future fencing within this area and will include groupings of shrubbery as illustrated in the Landscape Plan (page C5.0). The highlight of the open space design is the large common open space adjacent to the Sunset Ridge Subdivision open space on the east side of the project. This creates a large "common green" for the area. There are no existing trees on the site. Twenty-one street trees are proposed along the east side of Wilder Avenue, the north side of Lincoln Way and along the private street, Wilder Lane in accordance with Section 23.402. There is more than 30 feet of separation from the development's north property line to the closest home and to the private street. The buffer also includes a surface water flowage easement along the north lot line on the east lot that allows planting of vegetation along the edges. Eight additional overstory trees are proposed along with eight arborvitae shrubs within this buffer area, providing further separation between the larger FS-RL single-family homes to the north and this development. Groupings of high screen shrubs are included along the Lincoln Way property line to help buffer driveways and the private street from Lincoln Way. The site is fully served by City infrastructure. Sanitary sewer and water are available, as is electric services. Existing easements are shown on the Site Plan and any additional easements needed to accommodate the proposed development of the future building(s) 6 and utilities will be recorded with the Final Plat at the time of subdivision of the individual lots. Stormwater is master planned for the Sunset Ridge Subdivision. As previously mentioned, a conveyance ditch is proposed along the north of the property. Compatibility with the adjacent low density residential area to the north has been addressed through the following: o Building Height and Materials Compatibility, o Building Siting/Setbacks, and o Buffering. Development in a PRD looks to include a mix of housing types, integrated design, open space, site amenities, and landscaping that exceeds the requirements that exist in other residential zone development standards. APPLICABLE REGULATIONS Land Use Policy Plan (LUPP) Related Goals and Objectives. The proposed development offers a different type of single-family housing for the already developing Sunset Ridge Subdivision. The proposed development is consistent with the goals described in the Land Use Policy Plan, especially: GOAL 4. It is the goal of Ames to create a greater sense of place and connectivity, physically and psychologically, in building a neighborhood and overall community identity and spirit. It is the further goal of the community to assure a healthier, safe, and attractive environment. Objectives. In achieving an integrated community and more desirable environment, Ames seeks the following objectives. 4.A. Ames seeks to establish more integrated and compact living/activity areas (i.e. neighborhoods, villages) wherein daily living requirements and amenities are provided in a readily identifiable and accessible area. Greater emphasis is placed on the pedestrian and related activities. GOAL 6. It is the goal of Ames to increase the supply of housing and to provide a wider range of housing choices. Objectives. In increasing housing opportunities, Ames seeks the following objectives. 6.C. Ames seeks to establish higher densities in existing areas where residential intensification is designated with the further objective that there shall be use and appearance compatibility among existing and new development. Future Land Use Map. The LUPP Map designates the property as Village Suburban Residential. See Attachment B, LUPP Future Land Use Map. The land use designation of Village Suburban Residential allows for the zoning of the property to either of the Floating Suburban zones (FS-RL or FS-RM) or to Planned Residence District (F-PRD). 7 If the proposed development were to be developed under the FS-RL or FS-RM regulations, the layout and site regulation associated with the FS base zones would not permit the use of private streets, through lots, and the development of lots without frontage on a public street, as allowed under the F-PRD zoning. Existing Zoning. The existing zoning of the property is Planned Residence District (F- PRD). See Attachment A, Location and Existing Zoning Map. Ames Municipal Code Chapter 29, Section 1203, Planned Residence District, includes development principles, uses that are permitted, and supplemental development standards that apply to properties in this zone. See Attachment C, Findings Regarding F-PRD Development Principles, and Attachment D, Findings Regarding F-PRD Supplemental Development Standards. Property developed according to the F-PRD requirements allows for innovative housing types and creates a development pattern that is more aesthetic in design and sensitive to the natural features of the site and to surrounding uses of land than would customarily result from the application of the requirements of other residential zoning districts. Development is to include a mix of housing types, integrated design, open space, site amenities, and landscaping that exceeds the requirements that exist in other residential zone development standards. Planned Residence District (F-PRD) Development Principles. Property that is zoned F-PRD must adhere to the development principles in Ames Municipal Code Section 29.1203(2). See Attachment E, Findings Regarding F-PRD Development Principles. Planned Residence District (F-PRD) Supplemental Development Standards. Property that is zoned F-PRD must also be developed according to the supplemental development standards in Ames Municipal Code Section 29.1203(5). See Attachment D, Findings Regarding F-PRD Supplemental Development Standards. The proposed building height does not exceed the existing buildings within Sunset Ridge and setbacks are similar to other single family homes in the area. Open Space meets the required 40% standard with 41% provided. Major Site Development Plan Criteria. Additional criteria and standards for review of all Major Site Development Plans are found in Ames Municipal Code Section 29.1502(4)(d). See Attachment G, Findings Regarding Major Site Development Plan Design Standards. Building floor plans and elevation drawings are included in Attachment F, Site Development Plan and Residential Floor Plans & Renderings. 8 Attachment A Location and Existing Zoning Map vi t 7A 0 . a E� p � 9 t FS-R L+L-,A,NT ST DURANTS�. .. f o F-PRD SUBJECT 1 PROPERTY , 4 I S S�LD art:n _ __ - � d 4tna � i k�1 N WA'Y LNW LN } RL r 9 d 9; J d x an fz I LOCATION & ZONING MAP k S 130 Wilder Avenue F _ Legend Qsubject Property N 0 125 250 500 Feet PARCELS w. 9 Attachment B Land Use Policy Plan - Future Land Use Map (Excerpt) m u r , I�)ul .� P�lu',q I k � Y [:I , d � v a DURANTi- PURANYS3 g t 6 SUBJECT r ROPERTY MLDE`iP� . LINCO Lk WAY C�h1C0 LN N AY O LN`'''AY JFr ; a X >r e FUTURE LAND USE MAP 130 Wilder Avenue 4 _ Low-Density Residential WiNage/Suburban Residential e 0 125 250 500 Feet �m..,. �. i I , I Subject Property 10 Attachment C Findings Regarding Planned Residence District (F-PRD) Development Principles Property that is zoned F-PRD shall be developed in accordance with the Zone Development Principles listed in Section 29.1203(2). Each principle is addressed below. 1. Provide for innovative and imaginative approaches to residential development that would not occur as a result of the underlying zoning regulations. The 15 single-family homes will face outward to Wilder Avenue and the open space area (Outlot D). Each unit includes an attached garage that is rear-loaded from an alley or private street. Zoning standards do not allow "double fronting" lots along Wilder Ave. This layout replicates the pattern utilized within the townhome development across the street. 2. Result in a more efficient, aesthetic, desirable and economic use of land and other resources while maintaining density of use, as provided for in the Land Use Policy Plan and the underlying zoning. The size and variety of units provide a unique and aesthetic housing type that has not been available in Ames. The layout is efficient and dense, while providing a large amount of open space. 3. Promote innovative housing development that emphasizes efficient and affordable home ownership and occupancy. The planned units are not like other types of housing units available in the Sunset Ridge Subdivision. The houses will be constructed on individual lots and are intended to be offered for individual ownership and occupancy with a price point uncommon to Ames. 4. Provide for flexibility in the design, height, and placement of buildings that are compatible with and integrate with existing, developed neighborhoods and the natural environment. The planned houses are single-story, with attached garages. The buildings are similar in height and arrangement with other single-family homes in the Sunset Ridge Subdivision. 5. Promote aesthetic building architecture, significant availability of open space, well designed and landscaped off-street parking facilities that meet or exceed the underlying zone development standards, more recreation facilities than would result from conventional development, and pedestrian and vehicular linkages within and adjacent to the property. The home selection includes four floor plans, with four color choices, and three roof variations for most floor plan options. Units range in SF from 1200-1578 SF. Buildings and the private street have been arranged with the open spaces and pedestrian connections in mind. Sidewalks (both existing 11 and proposed) provide a "ring" around the development. While required parking for each unit is provided by the garages, additional parking spaces are provided in the 36-foot long driveway of each unit. No public parking is provided. The large open space on the east abuts an existing park-like space in the existing Sunset Ridge Subdivision. 6. Provide for the preservation of identified natural, geologic, historic and cultural resources, drainage ways, floodplains, water bodies, and other unique site features through the careful placement of buildings and site improvements. There are no natural, geological, historic, or cultural resources to preserve. The relatively flat existing lots were graded as part of the earlier development of Sunset Ridge Subdivision. 7. Provide for a development design that can be more efficiently served by existing and proposed infrastructure, including: street, water, sewer, and storm water infrastructure, than would be otherwise required as a result of conventional development. Because the site was previously planned for commercial development, infrastructure was designed and constructed to provide for commercial uses. The planned 15 residential lots will have a reduced utility need versus the originally planned commercial use. 12 Attachment D Findings Regarding Planned Residence District (F-PRD) Permitted Uses & Supplemental Development Standards Permitted Uses Planned Residence District (F-PRD) Floating Zone Permitted Uses. The uses permitted in the F-PRD zoning district is set out in Table 29.1203(4) of the Zoning Ordinance, and include as principal uses. single family house, two family house, apartment building and townhouse. 1. List the types of principal uses that will be included in this PRD project, the number of each type of structure, and the number of dwelling units in each structure. All fifteen (15) residential units are single-family detached. Supplemental Development Standards Property that is zoned F-PRD shall be developed in accordance with the Zone Development Standards listed in Table 29.1203(5). Each standard is addressed below. 1. Area Requirement. A minimum of two (2) acres shall be required for all areas developed as F-PRD. The site includes 3.73 gross acres. 2. Density. Densities shall comply with the densities provided for in the Land Use Policy Plan and the underlying base zone regulations. In the case of more than one base zone designation, each area of the PRD project shall comply with the density limitation that is established for the base zone of that area. Density transfer from one area of a PRD project to another area of the same project with a lower base zone density is not permitted. Underlying Base Zone: Residential Medium Density Proposed Density- 15 units/ 1.4 net acres = 10.1 units per acre This density is consistent with the RM base zone which allows for a density range of 7.26 to 22.31 units per acre. The total number of units will be 15. 3. Height Limitations. Structures proposed to be developed in areas zoned PRD shall be compatible with the predominant height of the structures in adjacent neighborhoods. Proposed residential homes are 1-story, with 1-story attached garages. Most units include a basement. Adjacent neighborhoods are a mix of 1 and 2-story houses. 13 4. Minimum Yard and Setback Requirements. There are no specified yard and setback requirements in areas zoned PRD, except that structures constructed adjacent to public right-of-way and adjacent to the exterior boundary of an area zoned PRD shall comply with setback standards of the underlying base zoning regulations, unless there are physical features on the site that would justify a different setback than provided for in the base zone. Typical setbacks (25) are provided along Wilder Ave. and Lincoln Way. The private street is located within a 60' wide right of way (Outlot C) and garages are set back 20'. Side yards are 6' and homes abutting Outlot D are currently setback 10' from the lot line, approximately 20 feet from the sidewalk in Outlot D. 5. Parking Requirements. Parking for uses permitted in areas zoned PRD shall comply with the parking standards in Section 29.406. No public parking is proposed. Each driveway includes space for 4 cars in addition to a 2-car garage. 6. Open Space Design Requirements. Open Space shall be designed as a significant and integrated feature of the entire area to be developed as a PRD project. Large open spaces are provided to accommodate stormwater, and provide recreational spaces. A large open space is provided adjacent to an existing grassed open space provided in Sunset Ridge Subdivision. Sidewalks provide access to the open space and connect in with the sidewalk network. 7. Open Space Area Requirement. The area devoted to open space in a PRD project shall meet the landscape and open space requirements as set forth in the base zone standards. A minimum landscaped open space requirement of 40% is required for the F-PRD zone, given its base zone of Residential Medium Density (RM)-41% Open Space is provided. 8. Open Space Improvements and Amenities. The grassy lawn area is accessed by an interconnected system of sidewalks that connects with other phases of the Sunset Ridge Subdivision. These opens space improvements and amenities were previously approved for the PRD development and are retained in this Major Site Development Plan Amendment, 9. Maintenance of Open Space and Site Amenities. Maintenance of the Open Space will be provided by Sunset Ridge Property Owners Association. 14 Attachment E Findings Regarding Major Site Development Plan Criteria Additional criteria and standards for review of all Major Site Development Plans are found in Ames Municipal Code Section 29.1502(4)(d) and include the following requirements. 1. The design of the proposed development shall make adequate provisions for surface and subsurface drainage to limit the rate of increased runoff of surface water to adjacent and downstream property. Stormwater detention facilities were master planned for Sunset Ridge Subdivision to meet the City's Municipal Code requirements to capture specified quantities of water and treat it for water quality before releasing it from the site. An updated SWM report has been provided to the City. 2. The design of the proposed development shall make adequate provision for connection to water, sanitary sewer, electrical, and other utility lines within the capacity limits of those utility lines. The existing infrastructure was planned for a commercial use on this site. The planned 15 residential lots will have a reduced utility need versus the original commercial uses planned. 3. The design of the proposed development shall make adequate provision for fire protection through building placement, acceptable location of flammable materials, and other measures to ensure fire safety. The fire inspector has reviewed access and fire truck circulation and found that the needs of the fire department are met. Access to the site will be off of Wilder Avenue. Wilder Lane is proposed as a private street with a 24' pavement width. It will include a fire lane connection to Lincoln Way for emergency use that is paved with Geoblock and seeded with grass. 4. The design of the proposed development shall not increase the danger of erosion, flooding, landslide, or other endangerment to adjoining and surrounding property. A ditch is proposed along the north end of the property to convey stormwater away from the site to the master planned stormwater facility for the Sunset Ridge Subdivision. 5. Natural topographic and landscape features of the site shall be incorporated into the development design. No notable topographic features exist on the site and there is only three feet of grade change across the site. A ditch is proposed along the north end of the property to convey stormwater away from the site. There are no existing trees on the site. 6. The design of the interior vehicle and pedestrian circulation shall provide for convenient flow of vehicles and movement of pedestrians and shall prevent hazards to adjacent streets or property. 15 Wilder Lane is proposed as a private street with a 24' pavement width. It will connect at one access point to Wilder Avenue. An emergency access will be provided to Lincoln Way. Sidewalks will connect each unit to the public sidewalk. The sidewalk network will connect to the open space area and prior phases of the Sunset Ridge development. 7. The design of outdoor parking areas, storage yards, trash and dumpster areas, and other exterior features shall be adequately landscaped or screened to minimize potential nuisance and impairment to the use of adjoining property. Shrubbery is proposed along the south property line to screen driveways from Lincoln Way. Additionally, overstory trees are included in the Lincoln Way right of way. Along the north property line, overstory trees are proposed, along with some high screen shrubs clustered at the bend in the street. 8. The proposed development shall limit entrances and exits upon adjacent streets in order to prevent congestion on adjacent and surrounding streets and in order to provide for safe and orderly vehicle movement. The proposed access to Wilder Avenue will align with the private drive access across the street in order to encourage safe and orderly vehicle movement. 9. Exterior lighting shall relate to the scale and location of the development in order to maintain adequate security, while preventing a nuisance or hardship to adjacent property or streets. Lighting fixtures will be leased from the City. The location of these are illustrated on the site plan. Trees and fixtures must be located a minimum of 15' apart. 10. The proposed development shall ensure that dust and other forms of air pollution, noise disturbances, odor, glare, and other nuisances will be limited to acceptable levels as prescribed in other applicable State and City regulations. The proposed development is not expected to generate any nuisances. 11. Site coverage, building scale, setbacks, and open spaces shall be in proportion with the development property and with existing and planned development and structures, in adjacent and surrounding property. The building layout complies with the development standards of the F-PRD zone for site coverage and open space requirements. Individual buildings comply with the RM base zone supplemental developmental standards. The architecture is compatible with the character of the adjacent homes. Street trees align the streets. 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